In a competitive Chicago market, buyers are often looking for ways to make their offer stronger.
One thing I am very hesitant to give up is the home inspection.
After years of selling rehabs, new construction and older Chicago homes, I’ve seen too many situations where a property looks beautiful on the surface but there are issues underneath that a buyer would never notice from listing photos or a quick showing.
Pretty Finishes Don’t Tell the Whole Story
Rehabbers and staging can make a home look amazing.
New flooring, fresh paint, beautiful tile, and a new kitchen can make buyers feel like everything has been updated to perfection. But cosmetic updates don’t necessarily tell you what is happening behind the walls, the quality of the craftsmanship, in the crawlspace, in the attic, under the floors or in the basement.
That is why I tell my buyers to use all of their senses when we walk through a home.
I’m paying attention to things like:
– Musty or unusual smells
– Small holes, cracks or signs something was recently covered, especially in the basement perimeter walls
– Running water or noises where I wouldn’t expect them
– Dampness in basements
– Uneven areas or signs of movement
– Anything that simply feels or sounds off
– On a personal note, my nose swells instantly if there is any mold or unusual dampness happening.
An inspection gives us the opportunity to look much deeper.
Even New Construction Should Be Inspected
I don’t assume a home is problem-free simply because it is new. Sometimes the repair report is longer than an existing home.
I’ve worked with enough new construction and rehabbed properties to know that mistakes happen. Sometimes work is rushed. Sometimes something looks great but wasn’t done correctly underneath.
That doesn’t mean every issue is a deal breaker. It means I want my buyers to know what they are purchasing before they own it.
When Would I Consider Waiving an Inspection?
There are very few situations where I would recommend it.
A true teardown may be one.
Possibly a full gut rehab of a single-family home where the buyer is already planning to completely redo the property.
But for a home someone actually plans to move into and live in, I want an inspection.
A competitive offer is only a good offer if you still feel comfortable with what you’re buying.
A Real Example
My clients found a home in the neighborhood they wanted and were looking for something updated and move-in ready, which was a little tough to find in their price point. The home looked great at first glance, but there were a few signs it may not have been maintained as well as it could have been. They made an offer and went under contract, and during the inspection we found several things we never would have noticed at the showing, including a small crawlspace under the home that was only accessible through a tiny opening. Once the inspector got in there, he found a few furry residents with long tails — definitely not something anyone expected. It was a good reminder that even a home that looks move-in ready can have issues hiding in places you would never think to check.
My Advice to Chicago Buyers
I understand why buyers get nervous about requesting inspections when there are multiple offers. My recommendation is to accept the property AS IS/Inspection NO Requests. This simply means that we can still do the inspection but not ask for any repairs. However, if the inspector finds something bad and (in Chicago) if we are still in Attorney Review, we can back out of the deal.
But my job isn’t just to help someone win a house. It is to help them understand what they are buying and protect them through the process.
There will always be another pretty kitchen.
There may not be another opportunity to find out what is hiding behind the wall before you own it.
